12460 Amber Cir NW · Uniontown, OH 44685

$279,900

4 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 23 Days on market

Built 1969 0.38 ac lot

---

Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

Key facts

• Updated kitchen
• Granite countertops
• Patio

Tags

• CORNER LOT
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• FIREPLACE
• PATIO
• FENCED REAR YARD

Property features AI

Finance

• Financial info: Annual taxes listed (2025)

Exterior

• Parking: Two-car garage
• Utilities: Public water; Septic tank
• Home design: Brick and vinyl siding construction
• Construction: Asphalt roof; Year built recorded in public records
• Exterior features: Fenced yard; Paved parking area

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Partial basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (25.4% below list).
• Recommended offer: $209k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.0% in Uniontown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#176 in OH, #2,742 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Lake Local (suburban): math 80% / reading 82% proficiency, ranked #47 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 182 active listings in the ZIP; solid renter incomes; 528 units permitted in Stark County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Stark County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $145k; list at $280k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $208,834 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.35%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-59,300
• Equity at exit: $41,734

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-69,617
• Equity at exit: $24,201

Cash invested: $78,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 44685

• Active inventory: 182
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-219

Break-even live

Break-even rent $2,365

Max offer price $241,249

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-13
   statusdays on market $279,900 Pending 23 DOM
2. 2026-06-10
   days on market $279,900 Active 21 DOM
3. 2026-06-09
   days on market $279,900 Active 20 DOM
4. 2026-06-08
   days on market $279,900 Active 19 DOM
5. 2026-06-07
   days on market $279,900 Active 18 DOM
6. 2026-06-05
   days on market $279,900 Active 15 DOM
7. 2026-06-02
   days on market $279,900 Active 13 DOM
8. 2026-06-01
   days on market $279,900 Active 12 DOM
9. 2026-05-31
   days on market $279,900 Active 11 DOM
10. 2026-05-30
    days on market $279,900 Active 10 DOM
11. 2026-05-20
    listed $279,900 Active
12. 2018-12-20
    soldstatus $145,000 Sold 450-char remark

    Show marketing remark (450 chars)

    Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

13. 2018-12-20
    soldstatus $145,000

    Show marketing remark (450 chars)

    Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

14. 2018-12-18
    status Pending 450-char remark

    Show marketing remark (450 chars)

    Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

15. 2018-11-20
    historical Contingent 450-char remark

    Show marketing remark (450 chars)

    Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

16. 2018-11-13
    listed $147,900 Active 450-char remark

    Show marketing remark (450 chars)

    Nicely updated one owner split level on corner lot in a quiet neighborhood and located in Lake Local School District. This lovely family home is in move-in condition with major updates including new roof (2017), central air (2015), granite counter tops in kitchen, and new main bathroom. Freshly painted with hardwood floor through-out. Immediate​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Possession.

17. 2018-11-12
    historical
18. 2018-10-19
    price $149,900
19. 2018-09-14
    price $155,000
20. 2018-09-05
    price $158,900
21. 2018-08-07
    listed $162,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,410 · $284/mo
• Projected year-2 tax: $3,888 · $324/mo
• Expected delta: +$478/yr (+$40/mo · 14.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,060
• − Mortgage interest: −$15,679
• − Property taxes: −$3,410
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,143
• Taxable loss: −$7,580
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $-806/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lake Local
• NCES district ID: 3904986
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 82% ▼ -2.00%
• Median HH income: $64,720
• Composite: 69.89/100
• National rank: #288
• State rank: #47 of 656 in OH

Livability — Uniontown

• Score: 78/100
• State rank: #176
• US rank: #2742

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Uniontown, OH
• County: Summit County · 440,783 people
• City population: 28,794
• Metro: Akron, OH
• Population (ZIP): 28,794
• Household income: $102,773
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 403.0

Population outlook (Stark County) Hauer SSP2

• Today (2025): 373,708 people
• By 2030: 371,245 · -0.7%
• By 2040: 361,331 · -3.3%
• By 2050: 345,290 · -7.6%
• By 2075: 302,669 · -19.0%
• By 2100: 238,870 · -36.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada, China, South Korea
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Stark

• 2024 margin: Strong R (+21.9) · D 38.6% · R 60.5%
• 2008→2024 swing: -27.4pp toward R · 2008: 5.5pp · 2024: -21.9pp
• All cycles: 2024: R+21.9 2020: R+18.5 2016: R+17.4 2012: R+0.4 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.59%
• Current HPI: 217.2906
• Rent YoY: —
• Metro: Akron, OH
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+71.8% since first listed

11 events — show timeline

• 2026-05-20 Listed $279,900 MLSNOW
• 2018-12-20 Sold (Public Records) $145,000 Public Records
• 2018-12-20 Sold (MLS) $145,000 MLSNOW
• 2018-12-18 Pending — MLSNOW
• 2018-11-20 Contingent — MLSNOW
• 2018-11-13 Listed $147,900 MLSNOW
• 2018-11-12 Listing Removed — MLSNOW
• 2018-10-19 Price Changed $149,900 MLSNOW
• 2018-09-14 Price Changed $155,000 MLSNOW
• 2018-09-05 Price Changed $158,900 MLSNOW
• 2018-08-07 Listed $162,900 MLSNOW

Property tax history

+6.3%/yr

Latest (2024): $3,410 · +18.0% YoY. Source: county tax records.